Uttar Pradesh Encumbrance Certificate Online: IGRSUP Steps, Fees, Forms (2026)

An Encumbrance Certificate (EC) is among the first papers to verify when you plan to buy in Uttar Pradesh, whether in Noida, Lucknow, Ghaziabad or any other district. It shows if the property already carries a mortgage, lien or financial obligation that could put your money at risk.

UP has more than 75 districts and a fast-growing property market in cities such as Noida and Greater Noida, and it has put its registration records on the IGRSUP portal (Integrated Grievance Redressal System, Uttar Pradesh). Read on for the 2026 procedure to get a UP encumbrance certificate online: the two forms, fees, documents, and how to read the result.

The EC in plain terms

The Sub-Registrar's office issues an EC listing every registered transaction concerning a property over a chosen period. It tells you whether the property is clear of legal and financial liabilities, called "encumbrances".

A UP EC can list:

• Sale deeds registered in the period
• Mortgages or loans against the property
• Long-term lease agreements
• Registered Power of Attorney documents
• Court orders that affect the property
• Gift deeds and other transfers

When the certificate reads "Nil Encumbrance" or "No Encumbrance Found", nothing was registered in the period you asked about, and the property is probably free of financial burdens. That does not prove clear title, though. Unregistered agreements and pending litigation may be absent from the EC.

Reasons an EC matters in Uttar Pradesh

Property in the National Capital Region districts, namely Gautam Buddh Nagar (Noida), Ghaziabad and Meerut, has grown very fast. More deals mean more fraud, double financing and title disputes.

The EC is needed for these reasons:

• Mortgage check: Banks and NBFCs ask for it before sanctioning a home loan, to make sure the property is not already mortgaged elsewhere.
• Title chain: It supports the chain of ownership by listing registered transfers over the previous 13-30 years.
• Compliance: Government bodies, stamp duty departments and registry offices use it to test whether a transaction is genuine.
• Fraud: It shows if the seller has already sold or mortgaged the property to another party.
• Litigation: It is not exhaustive, but it may reveal court-ordered attachments or bans on sale.

For the wider picture of how ECs work across India, see our complete guide to Encumbrance Certificates.

Form 15 and Form 16 in UP

Uttar Pradesh provides two kinds of Encumbrance Certificate:

Form 15: Encumbrance Certificate

This is the usual EC. It lists the registered transactions on a property over the chosen period, whether sales, mortgages, leases, exchanges, gifts or other registrations that bear on encumbrance status.

Use Form 15 for:

• Home loan applications
• Checking title history before you buy
• Making sure no mortgage is hidden
• Regular property due diligence

Form 16: Non-Encumbrance Certificate

Form 16 certifies that there is no encumbrance in the period. If the office finds any transaction, it will not issue Form 16 and will issue Form 15 with those transactions listed.

Use Form 16 for:

• A lender or buyer who wants written confirmation of "Nil Encumbrance"
• Property where you expect no transaction at all in the period
• Particular bank or NBFC compliance needs

The difference in one line: Form 15 informs (it shows transactions if there are any), while Form 16 certifies absence and exists only when there is nothing to list.

A fuller comparison of both forms is in our guide on Form 15 vs Form 16 Encumbrance Certificate.

Applying through IGRSUP

UP now takes EC applications fully online on the IGRSUP portal. The sequence is:

Step 1: Open IGRSUP

Visit igrsup.gov.in, the official site of the Inspector General of Registration and Stamps, Uttar Pradesh.

Step 2: Find Online Services

On the home page, move the pointer over "Online Services" and pick "Encumbrance Certificate (Form 15/16)" from the drop-down.

Step 3: Register or log in

A new user should:

• Choose "New User Registration"
• Enter name, mobile number and email ID, and set a password
• Confirm the mobile number with an OTP
• Finish the registration

An existing user can simply sign in.

Step 4: Complete the application form

After login, the EC application form opens. It asks for the following:

Property details:

• District (for example Gautam Buddh Nagar or Lucknow)
• Sub-Registrar Office for the property's location
• Property type: Urban or Rural
• Village or Mohalla name
• Khasra/Gata no. if rural, House/Plot no. if urban

Search period:

• From Date, when the EC period starts
• To Date, when it ends

Note: Most banks ask for a 13-year EC on a home loan. Take a 30-year EC for high-value deals or inherited property.

Document type:

• Pick Form 15 (detailed transactions) or Form 16 (nil encumbrance certificate)

Step 5: Upload your papers

Upload scans of:

• Proof of identity: Aadhaar, PAN Card or Voter ID
• Proof of the property: sale deed, registry copy or Khata extract (optional, but it helps)
• Proof of address: a utility bill or bank statement

File format: PDF or JPG/PNG, up to 2MB each

Step 6: Pay the fee

The fee rises with the length of the search period:

• Search of up to 10 years · Fee (₹): ₹50
• Search of 10-20 years · Fee (₹): ₹100
• Search of 20-30 years · Fee (₹): ₹150
• Every year added · Fee (₹): ₹10

You can pay by:

• Credit or debit card
• Net banking
• UPI

The system then gives you a transaction ID and an acknowledgment receipt. Keep the receipt to follow your application.

Step 7: Wait for processing

The Sub-Registrar's office takes 7-15 working days to deal with the application. Use your transaction ID under "Track Application Status" on IGRSUP to see where it stands.

Step 8: Download

After approval you get an SMS and an email. Log in to IGRSUP and download the digitally signed EC as a PDF.

The certificate comes on the official letterhead and carries:

• The Sub-Registrar's signature and seal
• A QR code for verification
• A unique certificate number

Papers you need for a UP EC

A UP EC application requires the following:

Compulsory:

• Identity proof (any one): — Aadhaar Card — PAN Card — Voter ID Card — Passport
• Which property (any one): — Khasra/Gata number for rural — House/Plot number for urban — address with Mohalla or Village name
• Payment receipt: produced after you pay the fee online

Optional, but they speed things up:

• Sale Deed or Title Deed: a photocopy of the registered document
• Khatauni or Khata Extract: the revenue record that shows ownership
• Previous EC: if you want an updated certificate

Important: For inherited or ancestral property where the exact property numbers are uncertain, bring old revenue records or earlier registry papers so the office can find the right entry.

To see how revenue records such as the Khatauni work in UP, read our guide on Revenue Records in India.

What a UP EC costs in 2026

UP keeps EC fees low, to encourage due diligence on property:

• EC covering up to 10 years · Cost: ₹50
• EC covering 10-20 years · Cost: ₹100
• EC covering 20-30 years · Cost: ₹150
• Beyond 30 years · Cost: ₹10 for each year
• Optional certified paper copy · Cost: ₹20
• Tatkal (urgent) service · Cost: ₹200 more

How to pay:

• Online by card, net banking or UPI (recommended)
• Offline by Demand Draft payable to "Inspector General of Registration, UP" (if you apply in person)

How long it takes:

• Normal: 7-15 working days
• Tatkal: 3-5 working days (at some offices in Lucknow, Noida and Kanpur)

Refunds: The fee is not refunded if the application is rejected because of wrong property details or because no record is found. Check every detail before you submit.

Reading the EC you receive

This is how to make sense of the certificate:

1. Top section

• Certificate Number: a unique ID used to verify it
• Issue Date: the day it was generated
• Issuing Authority: the name and address of the Sub-Registrar's office

2. The property

• District and Tehsil
• Village or Mohalla name
• Khasra/Gata Number (rural) or House/Plot Number (urban)
• Survey Number, where one applies

3. Period searched

• From Date to To Date: the span the EC covers

4. Transactions, if there are any

Each registered transaction is shown with:

• Date of Registration
• Document Type: Sale Deed, Mortgage Deed, Lease Deed and so on
• Registration Number: the deed's unique number
• Parties: seller and buyer, or mortgagor and mortgagee
• Consideration Amount: the transaction value, where relevant

5. The closing statement

The certificate ends with one of these statements:

• "No Encumbrance Found": nothing was registered in the period (clean on this count)
• "Encumbrance Details as Above": the transactions are listed above
• "Property Not Found in Records": your property details do not match the registry (recheck the Khasra or House number)

Warning signs:

• Several sale deeds in a short time, which hints at fraud or disputed ownership
• Mortgages still open that the seller never mentioned
• Court-ordered attachments or bans on sale
• Property dimensions that change from one transaction to the next
• Differences in the seller's name across deeds

For a longer walk-through of EC entries, see our guide on How to Read an Encumbrance Certificate.

Typical problems with UP applications

1. Property not found

Cause: The Khasra number is wrong, the village name is misspelled, or the property was never registered.

Fix:

• Take old sale deeds or revenue records to the Sub-Registrar's office
• Read the Khatauni extract to find the correct Gata/Khasra number
• Confirm the property falls under the correct Sub-Registrar's jurisdiction

2. Owner's name differs between records

Cause: The name is spelled differently from document to document (for example "Ram Kumar" and "Ramkumar").

Fix:

• Give an affidavit stating that both names are one person
• File a name correction application with supporting documents (Aadhaar, PAN)

3. The EC is slow to arrive

Cause: Application volume is high in urban areas such as Noida and Ghaziabad, or the papers are incomplete.

Fix:

• Follow the status often on the IGRSUP portal
• Call the Sub-Registrar's helpline if it is still pending after 15 days
• Choose Tatkal if you are short of time

4. Old records that were never digitized

Cause: Property registered before 2005 may not be fully digitized on IGRSUP.

Fix:

• Apply in person at the Sub-Registrar's office
• Ask for a manual search of the old registry volumes
• Expect 3-4 weeks for manual retrieval

5. Transactions on the EC that the seller never told you about

Cause: The seller kept back facts about mortgages, earlier sales or legal disputes.

Fix:

• Put the EC findings to the seller and ask him to explain
• Check whether any mortgage was discharged (ask for the satisfaction of mortgage deed)
• Talk to a property lawyer before you go ahead
• Think about a full verification platform such as LegiScore to cross-check litigation and the title chain independently

How LegiScore supports property checks in Uttar Pradesh

An Encumbrance Certificate is vital, but it is only one piece of due diligence. The EC leaves out:

• Civil or criminal cases pending in court
• Property tax arrears, municipal violations
• Khatauni mismatches and other revenue record discrepancies
• Unauthorised construction, RERA violations
• Gaps in the title chain that lie outside registered transactions

LegiScore fills those gaps.

What LegiScore provides for buyers in UP:

• Encumbrance verification: We fetch and analyze EC reports from IGRSUP and highlight red flags and unusual transactions.
• Litigation check: We search district court and high court records in all 75 UP districts for pending cases, past disputes or civil suits connected with the property.
• Revenue record analysis: We verify Khatauni extracts and land use status, and compare property dimensions with registry documents.
• Title chain validation: We rebuild the ownership history for the last 13-30 years and look for gaps, suspicious transfers or inheritance issues.
• Compliance check: We confirm RERA registration (for properties under construction), completion certificates and occupancy certificates.
• LPS rating: You get a Legal Property Score (AAA to C) across five risk dimensions, a credit-rating-style view of the property's legal health.

For buyers: See how your property stands legally by getting your free LPS rating today. Your first verification costs nothing and includes the Encumbrance, Litigation and Title Chain checks, for any UP property.

For banks and NBFCs: due diligence for home loan underwriting is automated by LegiScore, which brings turnaround down from weeks to hours. Our Banks & NBFCs page has details.

For lawyers and law firms: We prepare exhaustive property reports for your clients and save you hours of manual searching. Our Lawyers page shows how we can help your practice.

For more on property verification for buyers, visit our dedicated page for Property Buyers.